Hello.
We are planning to buy a plot of land in the Lüchow-Dannenberg district and build a wooden house on it. As usual, I have searched the internet for various construction companies, but I am struggling to understand the jungle of different completion stages and definitions of turnkey and so on.
The companies I have spoken to so far generally do not offer turnkey construction. However, from their experience, the cost after all trades is roughly 2500 € per square meter (2500 € per 10.8 square feet) (which would be turnkey). Does anyone know a house builder who can build more cheaply? Ideally, one based in Lower Saxony?
We don’t need much luxury to be happy. I can easily do without electric shutters, underfloor heating, a freestanding bathtub, and so on.
It would be great to have a gallery overlooking the living room, plenty of glass, and a fireplace or stove.
There should be at least three bedrooms and a living room.
120 square meters (1300 square feet) would be enough, but more would be preferable.
Does anyone have any ideas?
We are planning to buy a plot of land in the Lüchow-Dannenberg district and build a wooden house on it. As usual, I have searched the internet for various construction companies, but I am struggling to understand the jungle of different completion stages and definitions of turnkey and so on.
The companies I have spoken to so far generally do not offer turnkey construction. However, from their experience, the cost after all trades is roughly 2500 € per square meter (2500 € per 10.8 square feet) (which would be turnkey). Does anyone know a house builder who can build more cheaply? Ideally, one based in Lower Saxony?
We don’t need much luxury to be happy. I can easily do without electric shutters, underfloor heating, a freestanding bathtub, and so on.
It would be great to have a gallery overlooking the living room, plenty of glass, and a fireplace or stove.
There should be at least three bedrooms and a living room.
120 square meters (1300 square feet) would be enough, but more would be preferable.
Does anyone have any ideas?
Komysh schrieb:
Could you briefly share what you know about the additional costs of a gallery? Try drawing two floor plans to scale for comparison. For example, one with 130 m² (1,400 sq ft) of living space without a gallery, and one with 130 m² (1,400 sq ft) including a gallery, each with the desired 3 bedrooms. For the same living area, a gallery requires a significantly larger building footprint and volume. You can calculate the enclosed volume in cubic meters by multiplying the exterior dimensions by the floor-to-ceiling height, for example 2.60 m (8.5 ft) per floor, and then multiply the resulting volume by an estimated cost around 400 €/m³. The difference in building volume with and without a gallery, at the same living space, indicates where the additional costs go for the same functional benefit.
MayrCh schrieb:
Try drawing two floor plans to scale for comparison. One with, say, 130 m² (1400 sq ft) of living space without a gallery, and one with 130 m² (1400 sq ft) including a gallery, each featuring the desired 3 bedrooms. For the same living area, a house with a gallery will require significantly larger external dimensions and volume. You can calculate the enclosed volume in cubic meters by multiplying the external dimensions by the ceiling height, for example 2.60 m (8.5 ft) per floor, then multiply the resulting volume by an estimated cost of around 400 €/m³. The difference in building volume between the house with and without a gallery at the same living area will show you where the extra costs go for the same utility. Thank you very much. That’s what I call constructive. I’ll get started at my desk right away.
MayrCh schrieb:
For comparison, try drawing two floor plans to scale. One with 130 m² (1400 sq ft) of living space without a gallery, and one with 130 m² (1400 sq ft) including a gallery, each with the desired 3 bedrooms. To achieve the same living area, a house with a gallery will require significantly larger exterior dimensions and volume. You calculate the enclosed volume in cubic meters by multiplying the exterior footprint by the ceiling height—let’s say about 2.60 m (8.5 ft) per floor—and then multiply that volume by roughly €400 per m³. The difference in building volume between the designs with and without a gallery but with the same floor area shows you where the additional costs go despite the same usable space. In addition to the above, which is by far the biggest cost driver (thanks @MayrCh), there are also:
- Higher planning costs
- Potentially more complex structural engineering
- Consequently, more expensive construction work
- Much higher costs for increased window areas, possibly with special glazing
- The windows will need shading with external blinds—are you planning to use roller shutters for this?
- Fall protection measures are required
- The staircase may be more complex, for example, using a flat steel staircase
- It’s not only living space that’s affected; usable area is lost as well. Will you compensate for this with a basement?
- Specially insulated doors are needed due to noise transmission from below
- And so on.
Plus, the lighting will end up being something beyond standard basic fixtures from typical retail stores.
Not to mention the additional heating costs.
...and it can go on like this.
Zaba12 schrieb:
In addition to the main point above, which is by far the biggest cost driver, thanks to @MayrCh, the following apply:
- Planning becomes more expensive
- Structural engineering may be more complex
- The larger window surfaces are significantly costlier, possibly requiring specialized glazing
- The windows need shading with venetian blinds or do you plan to use roller shutters for this?
- Fall protection is required
- The staircase may be more elaborate, for example a flat steel staircase
- Not only is living space reduced, but usable area is also lost. Do you plan to compensate with a basement?
- Specially insulated doors are needed due to noise transmission from below
- Etc.
And it all ends somewhere with lighting that isn’t just standard basic IKEA style.
Not to mention the additional heating costs.
...and it can go on like this. I have never been so disillusioned in such a short email. Looks like I’ll have to work a bit more this year to make this dream come true… Thanks for the information.
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